Rustico/casale in Piazza della Vittoria
VICCHIO FRAZIONE a 7 km dal paese vendiamo bella casa subito abitabile e panoramica esposta a sud, cielo terra di quasi 200 mq cosi composta, ingresso cucina abitabile salotto al piano terra, soggiorno ( o 4 camera ) al piano ammezzato tre camere matrimoniali al piano primo doppi servizi 2 cantine giardino 60 mq termo singolo con caldaia a legna...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
Listing describes a 'subito abitabile' 185 m² farmhouse with garden and 13 photos; I estimate modest finishes (~€200/m²). Effective price ≈ €152k → ~€822/m² vs regional baseline €500/m², so this is priced well above typical Tuscan comparables despite being habitable.
More on the house and the area
Charming Tuscan farmhouse with original beams, terracotta floors, stone facade and a working fireplace — clearly a character home you could live in now. The layout and size (≈185 m²) make it a great value for the region, though finishes are a little dated and the garden is small. A light refresh and energy check would turn this into an ideal country home.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€12,000 – €21,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- Small private garden (~60 m²) so outdoor space is limited
- Generally lived-in and immediately habitable but interiors are a bit dated and would benefit from cosmetic updating
- Heating is via wood boiler — check insulation and energy efficiency
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 68/100The cluster is in the Mugello basin, with the Tuscan-Romagnolo Apennines close by to the northeast. The Sieve river runs through this part of the valley. Lake Bilancino is within the wider Mugello area but not within the immediate 15 km radius of Vicchio. The Foreste Casentinesi, Monte Falterona e Campigna National Park begins on the Apennine side east of here, with Monte Falterona and the upper Sieve area within reach of the local mountain roads. The nearest substantial town is Borgo San Lorenzo, which has the main services and rail links for the valley; Florence is the main city used for higher-order services and work but does not count as part of the immediate landscape. This area is known for Mugello farmland, wooded hills, and for being associated with Giotto and Beato Angelico.